Southlands Phase 5B Community
Services Property Information
The Property is located in Southlands and is close to major transportation corridors. The
Property is close to a variety of services and amenities including regional commercial services
such as WalMart, Home Depot, etc. There is an extensive trail system that links the parks and
naturalized wetlands in Southlands.
In addition, this Property is a high profile site adjacent to 13th Avenue and at the entrance of the
Southlands Phase 5 residential subdivision; as a result, the development must provide a high
quality, well-integrated site and building(s) design.
NEIGHBORHOOD:
Southlands Phase 5B
LOCATION:
401 Southlands Boulevard SE
LEGAL DESCRIPTION:
Lot 98, Block 6, Plan 0812753
Excepting Thereout All mines and minerals
AREA:
1.75 ha (4.32 acres)
EXISTING LAND USE DISTRICT:
Community Services District (CS)
BACKGROUND INFORMATION:
1. Pricing Information
Asking Price: $1,751,200 G.S.T. is not included in price.
2. Land Use Classification
The Property is classified as CS (Community Services District) under the City’s Land Use
Bylaw No. 4168.
3. Development Guidelines
The following Development Guidelines are to provide for a public service development
located adjacent to a low density, single-family neighborhood. This Property is a high profile
site located at the entrance of the Southlands Phase 5B residential subdivision; as a result,
the development must provide a high quality, well-integrated site and building(s) design.
Scale and Proportion:
All public service developments shall be planned and designed to contribute to a residential
context by contributing to a coherent and high-quality streetscape. This shall be achieved by
respecting the scale and character of the adjacent residential neighborhood and designing
the development with attention to building scale and orientation, proximity to adjacent uses,
location of pedestrian movement systems and driveways, views, noise, lighting and
landscape/open spaces. All building components such as doors, windows, eaves and
parapets, etc. shall be appropriately proportioned in relationship to one another such that
they contribute to a pedestrian-scaled streetscape and adjacent development.
Architectural Features:
Building facades shall interface with a pedestrian-scaled streetscape and pedestrian
movements through the articulation of colour, arrangement, or change in materials that
emphasize the facade elements. The planes of the exterior walls may be varied in height,
depth or direction. Extremely long facades shall be designed with sufficient building
articulation, reveals and, in some cases, landscaping to avoid a monotonous or overpowering
institutional appearance.
The following shall be incorporated into the design of the building(s):
- a continuity and consistency in design;
- articulated building rooflines;
- a harmonious colour scheme with compatible accents;
- variations of detail, form, and siting to provide visual interest along the
streetscape and internal to the site development (i.e. open spaces and
parking areas);
- design features that minimize perception of building massing such as
horizontal and vertical architectural details, colour, texture, articulated
roofs and modulated facades;
- high quality and durable exterior materials;
- architecturally-screened from view all mechanical equipment, including
gas and electric meters;
- visually interesting doors and windows, etc., that are compatible with the
architectural style of the building;
- at-grade, individual pedestrian entrances to the street wherever a street
exists. Such entrances should be prominent, interesting and inviting; and
- no large blank walls to the street or internal to the site development.
Site Design:
The location of the buildings on the lot, windows, orientation, building height, and location of
on-site open spaces shall consider the privacy of adjacent development(s) and the interface
with the streetscape. The following shall be incorporated into the development:
- siting of building(s) that ensure an appropriate fit with adjacent
development(s) and ensure integration with the streetscape and its
setbacks (i.e. no blank walls towards the street, rather building and atgrade individual unit entrances that connect to the street);
- siting of building(s) that provides functional and aesthetically inviting public
open space(s). Such open space(s) shall be buffered from parking areas
and street traffic;
- building(s) that provide each unit with some form of adequately-sized
private open space (i.e patio, porch, deck, balcony, yard, etc.). Avoid
screening balconies with solid walls, rather consider locating individual
unit open spaces for privacy or using transparent/landscaped screening
materials. Design at-grade private open spaces with privacy elements
that are a part of the building(s) design and/or with landscaping;
- surface parking lots located at the rear of the building and screened from
public sidewalks, streets and parks by architectural site elements and
enhanced landscaping;
- main building and individual unit entrances oriented to public sidewalks.
Where additional entrances are internally oriented to parking lots, the
entrances shall be designed towards pedestrian walkways that connect
pedestrians to the street and provide enhanced landscaping to create
semi-private spaces between the units (doors, windows, etc.) and parked
vehicles;
- at a minimum, all required setback must be landscaped (including
adjacent to the lane); and,
Entrance Feature(s) & Fencing:
- Locking security gates between the development driveway and public
street shall not be permitted.
- Fencing shall be transparent and integrate appropriately with the street.
No solid fencing shall be permitted where the building interfaces with a
street.
Landscaping:
Exterior site design and landscaping shall provide functional recreational spaces and/or
community site amenities (including trail heads, etc.). Exterior spaces shall be designed to
enhance the overall appearance and compatibility of the development by providing privacy,
buffering and daylight, and a pedestrian-friendly transition to the street. The following shall
be provided:
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a Landscaping Plan complimenting the building design. The Landscaping
Plan shall show all materials proposed to be used for hard and soft
landscaping, the types of plant materials and locations, grading and
contours, boulevards and irrigation. The planting standard is 25 trees per
acre of landscaped area. Trees shall be 1.75 to 2.5 m height or 50 mm
caliper. The Landscape Plan shall include a clear pedestrian movement
system (i.e. location of pathways and sidewalks as they connect to the
public sidewalk); and
boulevards developed similar to the on-site landscaping.
Non-residential Development:
Where a non-residential development is proposed, the site layout and building design shall
meet all the development guidelines.
Registered Architect:
The proposed building concept must be designed and stamped by a Registered Architect.
4. Servicing
The Property is sold “as is, where is”. Utility services are usually located in the roadway
adjacent to the parcels but it is the responsibility of the purchaser to confirm the location and
availability of utility services with the City Departments. The purchaser is responsible for all
service extension/hook-up costs and charges. Point of service will provide power at 13,800
volts phase to phase for three-phase supply and 8000 volts phase to ground for single phase
supply. In addition to any other related construction costs, the developer/purchaser is
responsible for cost of transformer capacity required to provide the specified service voltage.
Cost of land purchase does not include Electric Department transformer capacity charge.
This charge is part of the electric servicing costs for the property and will be detailed when
service size in amps and service voltage have been confirmed by the Electric Department.
Storm sewer is the responsibility of the purchaser. The purchaser is responsible to verify the
location of existing utility mains and discuss specific requirements and standards expected (in
relation to the proposed development) with each Utility Department. (Examples of
appropriate questions include, but are not limited to, is the development serviceable, is there
capacity in the existing system, are there off-site considerations, what are the associated
costs, etc.). Off-site levies do not necessarily cover upgrading of infrastructure to support
service requirements. The purchaser shall be responsible, at its expense, for any additional
work and costs to develop the Property to meet the City’s municipal servicing standards and
any other requirements or standards determined by the City or the Development Authority.
For further information, please contact:
Gas Department (gas service)
Electric Department (electrical service)
(403) 502-8707
(403) 529-8257
Environmental Utilities (water and sewer)
Municipal Works (road/storm water)
Development Engineering
Telus (telephone)
Shaw Communications Inc. (advanced telecommunications)
(403) 529-8164
(403) 529-8161
(403) 502-8742
(403) 310-4248
(403) 488-7066
A servicing constraint/requirements report is attached. The City does not warrant the
accuracy of any conclusions of the information set out in the attached report.
5. The purchaser acknowledges that there is a shallow ground water table/perched ground
water condition in Southlands. The Purchaser shall be responsible for conducting its own
groundwater analysis, and if a shallow groundwater table is encountered in relation to the
Property, the purchaser shall be responsible for any and all costs associated with addressing
the shallow ground water table in relation to the Property and any development on the
Property, at its expense. Land & Properties has conducted a number of geotechnical and
groundwater specific studies in the Southlands area. The following reports have been
produced and are available to all purchasers:
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2005 Report – Southlands Geotechnical
2007 Report – Southlands 4, 5A & 5B Waterproofing Basement Requirements
2008 Report – Southlands 6 Geotechnical
2008 Letter – Southlands 4 + 5 Canal Backfill Reclamation
2008 Letter – Southlands 6B Canal Backfill Reclamation
2009 Report – Southlands 6B + 6C Groundwater
2011 Report – Southlands 5B Groundwater Elevation Monitoring
6. Access
All proposed vehicular access points to the Property are subject to the approval of the City’s
Planning, Building & Development Services Department. All costs associated with auxiliary
lanes, curb crossings, median breaks or other similar road works required for any proposed
development shall be at the expense of the purchaser.
A Caveat Re: Restrictive Covenant #081200539 has been registered against the title
(document attached). The restrictive covenant prohibits access to or from 13th Avenue,
prohibiting alteration of grade or any digging or excavations that could affect the structural
integrity of the berm and screened fence and allowing City access for maintenance and repair
of the fence. No gates or openings will be allowed in the fence.
7. Fence
The purchaser, at its expense, will be required to install a fence along south property line.
8. Easements
#081200542 Utility Right of Way – Grantee - City of Medicine Hat as per plan 0812754 is
registered against title.
9. Real Estate Purchase Contract
The purchaser will be required to enter into a Real Estate Purchase Contract satisfactory to
the City Solicitor. The City’s current standard form of agreement is annexed for information,
which will be further modified by the City for this transaction. The City reserves the right to
make further changes to the City’s Real Estate Purchase Contract.
The sale of the Property will be subject to the approval of the purchaser’s development plans,
by the City’s Manager of Land & Properties and the purchaser obtaining a development
permit based upon the approved plans prior to closing. The following plans must be
submitted to the Manager of Land & Properties:
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Purchaser’s site plan. The site plan must include parking and building location,
fencing and roof plans indicating location of mechanical equipment. A sample board
identifying exterior material and colour must be submitted.
Landscaping plan. The plan must specify type and location of plant material, soft
landscaping, and location of irrigation system(s)).
Building elevation (front, rear and side) plan(s).
The City will require a buy-back option in the Real Estate Purchase Contract. As part of the
buy-back option, the City will require a substantial portion of the purchaser’s development to
be commenced within 18 months of closing, failing which the City will have the option to buyback the Property for 90% of the original purchase price. Commencement of construction
means that the Purchaser has commenced construction of a substantial building for an
affordable housing project on the Property to the stage of completion of footings and
foundation, depending upon proposed concept.
OTHER INFORMATION:
 The sale of the Property is subject to City Council approval at a public meeting.
 It will be the responsibility of the purchaser to repair any damage to the curb, gutter, lane and
sidewalk during construction.
 The purchaser is responsible for receiving all approvals from the Planning Authorities.
Information on steps necessary to obtain permits, adherence to the Land Use Bylaw, Off-site
levies payable at development permit stage, municipal servicing standards, applicable
building codes and access information can be obtained from Planning, Building and
Development Services Department on 2nd floor of City Hall or at 403.529.8374.
 Information on taxes or assessment on land and proposed development can be obtained
from the Assessment Department on 1st floor City Hall or at 403.529.8114.
 Applicants shall acknowledge the involvement or assistance of a realtor in the Purchaser’s
Application.
LAND & PROPERTIES DEPARTMENT CONTACT:
Jane Zwicker, Sales & Marketing Officer
Land & Properties Department
City of Medicine Hat
Third Floor, 580 First Street SE
Medicine Hat, Alberta
T1A 8E6
Telephone: 403.529.8148
Fax: 403.502.8055
E-mail: [email protected]
The information contained in this document is believed to be true; however, the City does not
warrant the accuracy of this information, which is subject to change without notice. This
document does not constitute an offer or contract and the price, terms and conditions of any sale
are subject to the approval of the City of Medicine Hat in accordance with the Municipal
Government Act, and an agreement satisfactory to the City Solicitor Department.
Last Update: July 13, 2015
Aerial Map
Plan 0812753
UROW Plan 0812754
Registered Document #081200539
Tawa Landings
Neighbourhood Design Brief
Southlands 5B – Lot 98 Block 6
Servicing Constraints / Requirements
December 15, 2011
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Southlands 5B - Lot 98 Block 6
Servicing Constraints / Requirements
Contents
1. Introduction ........................................................................................................................................................... 3
2. Existing Infrastructure.......................................................................................................................................... 3
Deep Utilities..............................................................................................................................................................3
Shallow Utilities..........................................................................................................................................................3
Traffic Access ............................................................................................................................................................3
3. Approved Capacities ............................................................................................................................................ 4
Sanitary Sewer ..........................................................................................................................................................4
Water Distribution ......................................................................................................................................................4
Storm Drainage..........................................................................................................................................................5
4. Lot Grading............................................................................................................................................................ 5
5. Conclusion ............................................................................................................................................................ 5
List of Figures
Figure 1: Existing Utilities Plan………………………………………………………………………………………….6
Figure 2: Roadways & Access Plan…………………………………………………………………………………….7
Figure 3: Lot Grading Plan……………………………………………………………………………………………….8
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Southlands 5B - Lot 98 Block 6
Servicing Constraints / Requirements
1. Introduction
The City of Medicine Hat Land & Properties department requested that Scheffer Andrew Ltd. provide a summary of
the servicing constraints and requirements for lot 98 block 6 of Southlands 5B. The lot is zoned as PS and is
situated in the south-east corner of the intersection of 13th avenue and Southlands Boulevard.
2. Existing Infrastructure
Deep Utilities
The existing deep utilities adjacent to the site are shown in Figure 1.
There is an existing 200mm sanitary sewer and two existing manholes labelled S105 and S104 located in the
paved surface of Southlands Boulevard to the north-east of the site. The site can tie its sanitary sewer system into
either one of the existing manholes.
There is an existing 450mm storm sewer and two existing manholes lablelled D144 and D143 located in the paved
surface of Southlands Boulevard to the north-east of the site. The site will require an on-site storm sewer system
connected to either one of the existing manholes. The on-site storm sewer system must be restricted to a maximum
piped release rate of 237L/s into the manholes.
There is an existing 300mm watermain located in the paved surface of Southlands Boulevard north of the site. The
site can tie into this line at any location along Southlands Boulevard. The site may require a looped connection(2 tie
ins) depending on the intensity of the proposed development and the City’s requirements.
Shallow Utilities
The existing shallow utilities adjacent to the site are shown in Figure 1.
There is an existing 600V secondary electric line located in a 3.5m utility-right-of-way(UROW) along the north
boundary of the site, and an existing enclosure and service stub in the north-east corner of the site. The site’s
electric service connection is to come from this existing service stub.
There is an existing 100mm poly gas distribution line in the paved lane that forms the east boundary of the site. The
site’s gas service connection is to come from this existing line.
Traffic Access
The existing roadways adjacent to the site and access restrictions for the site are shown in Figure 2.
There is an existing minor-collector roadway to the north of the site, and a 6.0m paved lane to the east of the site
that is to be paved by the Land & Properties Department in the future(est.2010). 13th Avenue is west of the site and
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Southlands 5B - Lot 98 Block 6
Servicing Constraints / Requirements
is currently a 2 lane undivided rural section, but is planned to be upgraded to a 4 lane divided arterial roadway
section.
The minor-collector roadway to the north of the site (Southlands Boulevard) is channelized with a concrete median
for approximately 90m east of 13th avenue and access to Southlands Boulevard is prohibited for 90m east of 13th
avenue because of this. Access is also prohibited for 20m west of the paved lane due to sightlines at the
intersection of Somerset Road. One all-turns access will be permitted onto Southlands Boulevard outside of the
prohibited access areas noted above.
Access is prohibited onto 13th avenue.
Access is prohibited onto the paved lane to the east of the site.
3. Approved Capacities
The Southlands FSR Update was completed by Scheffer Andrew in June of 2008 in order to analyze the as-built
engineering systems of the Southlands 4 and 5 subdivisions under the proposed site populations of the time. The
report was approved by the City of Medicine Hat. The subject site is designated as zone 29 in the FSR Update
report, and a population of 220 people(125 people/ha) was used to model the sanitary sewer and water distribution
systems. The existing infrastructure is able to provide adequate water and sewer servicing for the modeled
population, however it should be noted that any proposed development(residential, commercial, or other) must also
comply with the City’s Land Use By-law(LUB).
Sanitary Sewer
A population of 220 people generates a peak sewage flow of 4.8L/s which is equivalent to the following:
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3600 seat church without a kitchen,
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2600 seat church with a kitchen,
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184 resident nursing or rest home.
Water Distribution
A population of 220 people results in the following flows based on the City of Medicine Hat’s servicing standards:
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Peak Hour Demand of 8.6L/s
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Maximum Day Demand of 6.6L/s
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Average Day Demand of 2.5L/s
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Southlands 5B - Lot 98 Block 6
Servicing Constraints / Requirements
Storm Drainage
The site’s storm drainage system was not modeled in the FSR Update as there were no proposed changes from
the FSR, and therefore the site’s storm drainage requirements are set by the detailed design of Southlands 5A and
5B.
The maximum piped release rate from the site has been set quite high at 237L/s(based on a run-off co-efficient of
0.70 and the 1:5 year rainfall intensity). In accordance with the City’s servicing standards for large commercial and
multi-family sites, all of the run-off from the 1:100 year storm event which exceeds the piped amount must be
stored on-site. A site specific drainage plan detailing the on-site storm drainage system must be approved by the
City as part of the site’s development permit application.
4. Lot Grading
The existing and fixed lot grades for the site are shown in Figure 3.
The lot grades at the west boudary of the site are fixed by a 1-1.5m earth berm along 13th avenue with a uniform
screen fence constructed on top of it. The north and east boundary grades of the lot are fixed by the existing
roadway and lane respectively. The lot grades along the south boundary of the site are fixed and must drain north
away from the adjacent residential lots. The site contours generally flow from west to east.
There is an existing grass swale along the south boudnary of the site which is only an interim measure and can be
removed during development of the site.
5. Conclusion
Lot 98 Block 6 of Southlands Phase 5B has been zoned as PS, and therefore could be developed for a range of
uses. Development may be proposed which exceeds the restraints noted herein, in which case the City of Medicine
Hat Planning, Building, and Development Department may require additional studies to be done. Any additional
work that is required to exceed the constraints noted within this report would be the responsibility of the site’s
developer.
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